Council archive · source document
132938-1 Application for a minor change to a development approval (s78-PA) 2018-11-27 · 132008.1128.02
Attached to the e-mail Change to DA (Report, Existing Approval, Bushfire Technical Note, DA Form, Owners consent) - 132008.1128.02.
Brisbane - Wickham Street Office
Level 4 HQ South, 520 Wickham Street, Fortitude Valley QLD 4006
PO Box 1559, Fortitude Valley QLD 4006
T +61 7 3539 9500
D 07 3539 9557
RPS Australia East Pty Ltd ABN 44 140 292 762
A member of the RPS Group Plc
3 December 2018
Noosa Council
PO Box 141
TEWANTIN QLD 4565
Our ref: 132938-1
Via: Email ([email protected])
To whom it may concern,
MINOR CHANGE TO DEVELOPMENT APPROVAL– MATERIAL CHANGE OF USE AND
RECONFIGURING A LOT - GRASSTREE COURT, SUNRISE BEACH QLD 4567, FORMALLY
DESCRIBED AS LOT 6 ON RP901384 AND LOT 9 ON SP252905 (COUNCIL REFERENCE:
132008.1128.01)
In accordance with Section 78 of the Planning Act 2016 (the Act) and on behalf of BlueCare, RPS wish to
make a Minor Change to a Development Approval for a Development Permit for a Material Change of Use
and Reconfiguring a Lot (Council reference: 132008.1128.01).
As detailed below, this minor change does not result in change of approved uses but rather minor changes
to internal building layouts to meet current market expectations, industry standards and the existing approval
conditions. While the changes are considered to be ‘minor’, the changes improve the development outcome
in terms of design quality, reduced hardstand area, bushland and waterway protection and bushfire safety.
1. BACKGROUND
On 20 December 2011, the Sunshine Coast Council (the Assessment Manager) approved a development
application for the following aspects of development over land at Grasstree Court, Sunrise Beach, formally
described as Lot 6 on RP901384 and Lot 9 on SP252905:
Material Change of Use for Multiple Housing – Type 3 Retirement and Special Needs (109 x 2bdrm
units), Commercial Business – Type 2 Medical (as indicated on approved plans) and Wellbeing –
Type 1 Health (118 beds); and
Reconfiguring a Lot (1 into 2 lots).
Figure 1 shows the location of the subject site in context of the surrounds.
The proposal will result in the residential aged care facility to be situated on Lot 6 (northern lot) and a
retirement facility to be situated on Lot 9 (southern lot) which includes independent living apartments / units,
and a community facility.
rpsgroup.com.au Australia Asia Pacific | Europe, Middle East & Africa | North America
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 24 pages
Page 2
Figure 1: Land to which the application relates 2. APPROVAL HISTORY The original approval was due to lapse on 19 December 2017, and therefore in December 2016 a request was made to Noosa Council to extend and change the existing development approval. This request was granted on 14 November 2017. As a result of this approval, the currency period was extended to 19 December 2021 (by this time the use must have commenced on site otherwise the application will lapse). As part of the extension request, Council requested minor changes to the proposal to ensure stormwater treatment and bushfire mitigation within the development were to current standards. This resulted in slight changes to the approved stormwater basins on the western boundary of Lot 9 and the master plan being further offset from the southern and western boundaries within Lot 9 to comply with current Bushfire Attack Levels (BALs). The shifting of BAL lines within the development resulted in the removal of three independent living units (ILUs) within the proposal. This loss in yield was not reflected in approval condition 5, however it was shown on the master plan. The current master plan approved as part of the extension request is shown below in Figure 2. 132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 2
Page 3
A copy of the current approval is held at Attachment A.
Figure 2: Approved Master Plan
The proposed minor change relates to the Material Change of Use component of the development approval
only. The reconfiguration of a lot approval was enacted in 2013 which has resulted in current Lot 9 on
SP252905 and Lot 1 on SP239726 to the south which was dedicated to Council for conservation / national
park purposes.
Several minor changes are proposed to the development approval to bring the approved product up to
current market standards for retirement living and aged care and to reflect the current preferred ‘care model’
for future residents of all product types. The changes are outlined in detail in Section 3 below. Section 4
confirms that the proposed changes meet the requirements of a Minor Change as defined by the Act.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 3
Page 4
3. PROPOSED MINOR CHANGES TO DEVELOPMENT APPROVAL
The following section outlines the proposed minor changes to the development approval. This should be
read in conjunction with the Proposal Plans held at Attachment B, the proposed master plan is shown below
in Figure 3.
Figure 3: Proposed Master Plan
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 4
Page 5
3.1 Yield and Uses
Table 1 below identifies the existing and proposed yield and uses:
Table 1: Comparison of Approved and Proposed Yields
Use Approved* Proposed Difference
Residential Aged Care 96 aged care beds 96 aged care beds -
(RAC)
2 respite beds 0 respite beds Less 2 respite beds
Retirement Village 20 serviced apartments 0 serviced apartments Less 20 serviced apartments
54 independent living 53 ILUs Less 1 ILU
units (ILUs)
(single storey villas)
54 independent living 69 ILAs Plus 15 ILAs
apartments (ILAs) (Including 15 apartments which
were previously approved in the
location of the 20 ‘serviced
apartments’)
Central Community 1,017m2 973m2 Less 44m2
Facility
*As per original approval October 2008, not extension approval dated November 2017 which had resulted in the loss of
three ILUs (51 ILUs) due to bushfire constraints
Conversion of Serviced Apartments to ILAs
The table above demonstrates that the 20 serviced apartments approved above the central community
facility are proposed to be reduced to a yield of 15 and converted to ILAs. This is as a result of a change in
care model over the past 10 years whereby serviced apartments are no longer required as a specific product
as per the following:
In-home care has replaced the need for serviced apartments. BlueCare (and other providers) are
able to deliver care to residents of the ILA’s in their home whereas previously, residents that required
a ‘low care option’, i.e. the serviced apartments, were located in one area only. BlueCare can now
effectively deliver that ‘low care’ option to all residents throughout the retirement village. So whilst
BlueCare are technically removing 20 serviced apartments it can be argued that we are in effect
enabling up to 122 retirement dwellings, with up to two residents in each unit the same level of
service so the use is not being lost or removed from the development, it is just being delivered via a
different model. Low care is provided on a user needs and provides service directly into their
existing accommodation allowing for couples to remain together and residents to age in place for
longer.
The RAC accommodation is soley for ‘High care’ wherein the average age upon entry is currently 82
years old and residents are no longer able to look after themselves in their own accommodation.
It is our opinion that the conversion of serviced apartments to ILAs constitutes a minor change to the
proposal as the ILU / ILA residents of the retirement can elect to have some level of care /
assistance provided or are able to request no assistance whatsoever– similar to that of a serviced
apartment 10 years ago. We also note that the number of dwellings has not increased and that the
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 5
Page 6
changes are in the centre of site so no change to the interface with neighbours will result as a
consequence of this change.
Respite Beds
BlueCare are moving forward with a model of care for the RAC facility which does not include the two respite
beds as originally approved. This is a change in operation from when the original approval was granted as all
aged care beds within the facility will now be suitable for respite care. Therefore, respite care will still be
accommodated within the proposal.
Noosa Plan Use Definitions
The loss of market demand for serviced apartments has also been reflected within the Noosa Plan
amendments to use definitions. The relevant current use definitions of the scheme are outlined
below:
Multiple housing Type 3 Retirement and special needs
Means the use of premises for dwelling units or accommodation units that house persons
who are aged, being nursed or are convalescing. In each case, communal facilities may be
available to residents for social interaction, recreation and emergency medical attention.
The use may also include a caretaker’s residence and medical centre where they are
ancillary to the residential care facility. The use includes a retirement village, residential
aged care and a group house, however does not include health uses or community
residence as separately defined.
Residential aged care
Means premises housing elderly persons under the supervision of nursing care. Residents
are accommodated in bedrooms or bed-sit units but not dwelling units
Retirement village
Means premises where older members of the community or retired persons reside, or are
to reside, in independent living units or serviced units, under a retirement village scheme
The above means that if the original application were to be relodged today, serviced apartments would be
classified under the Retirement village use definition, rather than the ‘Wellbeing Type 1 Health’ use as per
the original approval components (described below for reference):
Multiple Housing – Type 3 Retirement & Special Needs (108 x 2 bedroom units and 20
serviced apartments)
Retirement village component comprising the 54 ILUs and 54 ILAs; and 20 serviced apartments
Commercial Business – Type 2 Medical (as indicated on approved plans)
Included allied health, community nursing, respite and support / hospitality services within the RAC
building and the central community facility
Wellbeing – Type 1 Health (98 beds)
RAC (96 aged care beds + 2 respite beds)
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 6
Page 7
3.2 Density
As part of the minor change, some of the ILA and ILU layouts have been amended internally to
accommodate a third bedroom in comparison to the two bedroom product which was approved.
The original approval involved:
Retirement Village
- 54 x 2 bedroom ILAs
- 54 x 2 bedroom ILUS
- 11 x 1 bedroom serviced apartments
- 9 x 2 bedroom serviced apartments
TOTAL: 245 bedrooms – 128 Units; maximum occupation is 245 residents (limit of 2 per unit)
The proposed minor change involves:
Retirement Village
- 37 x 2 bedroom ILAs (includes 15 ILAs which were previously serviced apartments)
- 32 x 3 bedroom ILAs
- 17 x 2 bedroom ILUs
- 36 x 3 bedroom ILUs
TOTAL: 312 bedrooms – 122 Units; maximum occupation is 244 residents (limit of 2 per unit)
The proposed changes results in no additional units however there will be an increase in the number of
bedrooms on site with an additional 67 bedrooms to be provided within the proposed retirement village
however this does not increase density within the development for the following reasons:
The Retirement Villages Act 1999 specifies that a person must be at least 55 years of age to enter a
retirement village, however the average entry age is now closer to 75 years.
The majority of units are occupied by single people, and hence second and third bedrooms are
utilised for visitors or for recreational purposes (i.e. a craft / sewing room) or as a study.
Where a couple resides in the unit, often due to age – individuals will sleep in separate bedrooms
with the third bedroom being utilised for visitors or recreational purpose as noted above
Occupation of the ILUs is limited to a maximum of two residents. This is controlled both via the
Retirement Villages Act, the Resident Management Agreement and on site village management.
It is therefore the case that the increase of bedrooms within the retirement village does not result in
increased density (additional permanent persons residing on site).
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 7
Page 8
3.3 Floor Plates / Setbacks
Minor changes to the floor plates for each product type is proposed as a result of this minor change to bring
up to current market standards. Tables 2-4 below provide a comparison of these typical floor plates for the
RAC, Central Facilities and Serviced Apartments and the Apartment Buildings (note: the below figures are
not to scale).
Table 2: RAC Floor Plate Comparison
Approved Proposed
Basement no longer proposed
Basement
Basement
Ground Floor Ground Floor
First Floor First Floor
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 8
Page 9
Table 3: Central Facilities and Serviced Apartments Floor Plate Comparison
Approved Proposed
Basement level previously not proposed
Basement Basement
Ground Floor Ground Floor (now ILAs)
First Floor First Floor (now ILAs)
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 9
Page 10
Table 4: Apartment Buildings Floor Plate Comparison
Approved Proposed
Basement Basement
First Floor First Floor
Second Floor Second Floor
The ILU floor plates are not included above for comparison purposes as they are of a domestic scale and
include three different unit types, please refer to Attachment B – Proposal Plans for details.
Minor changes have been made to the ILU villas layout as a result of increased road efficiency, in particular
the setback to the eastern boundary of the site has been changed to a minimum of 7m from 11m which was
originally approved (which included the buffer of the ‘ring road’ running north to south in this location). The
minor change setback and landscaping solution is superior to the original approval. Furthermore, it allows for
the removal of the ring road and screening planting to be established on the eastern boundary to enhance
the appropriate interface to neighbours.
3.4 Building Height
Buildings heights within the proposal remain substantially the same. Where minor increases to height have
been made, these are internal to the site to ensure impacts to neighbours are minimised. In particular,
building height is as follows:
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 10
Page 11
Residential Aged Care – no change to overall height based on ground floor RL30.6.
Community Facility – no change to overall height above ground based on ground floor
RL30.0. The change in the basement car park entry has resulted in exposed basement to the west.
This creates a part three storey elevation, refer to Section 3.5 below.
Apartment buildings 1 and 2 – Apartment buildings 1 and 2 have increased RLs of 300mm and
600mm respectively, however, the reduction to a 5 degree roof pitch does not change the overall
building RL height.
Apartment buildings 3 and 4 – Apartment buildings 3 and 4 have decreased RLs of 300mm and
600mm respectively, therefore, reduced overall building height with 5 degree roof pitch.
Villas – Units have been designed to match previous building heights.
3.5 Elevations
As a result of the minor changes to floor plates to meet current market expectations and industry standards,
each elevation for the proposed buildings have been modified as outlined in Attachment B – Proposal
Plans. These minor changes are largely internal to the site and therefore do not create additional impacts for
adjoining neighbours.
The approved and proposed elevations which present outward to the development, including the south RAC
elevation, north community facility elevation and east ILU villa elevation are outlined below.
Table 5: Approved and Proposed Elevations
Approved Proposed
South RAC Elevation South RAC Elevation
A North Community Facility Elevation was not
included in the approved plans
North Community Facility Elevation
North Community Facility Elevation
East ILU Villa Elevation East ILU Villa Elevation
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 11
Page 12
3.6 Staging
The existing approval was to be delivered in two stages. For construction purposes, three stages are now
proposed:
Stage 1: RAC, central facilities, ILAs above the central facilities and 50% of ILUs
Stage 2: Remaining 50% of ILUs
Stage 3: Four buildings for the ILAs
These stages are reflected on the Proposal Plans – Attachment B.
A change to the number of stages is not considered a substantial change and falls within the bounds of a
minor change and will enable the efficient delivery of product to the market. Additionally, the change to
staging will have no impact on surrounding residents.
3.7 Car Parking
Table 6 below provides a comparison of the approved and proposed car parking rates.
It is important to note that the proposed car parking rates as a result of the minor change exceed the
requirements of the Noosa Plan:
Table 6: Car Parking Rates Comparison
Use Approved spaces Proposed spaces Difference
RAC Staff: 54 Staff: 38 Less 16 spaces
Visitor: 20 Visitor: 10 Less 10 spaces
Emergency Vehicle: 1 Emergency: 1 -
Service Vehicle: 1 Service Vehicle: 1 -
Central facilities and Staff: 5 Staff: 5 -
serviced apartments
Visitor: 16 Visitor: 14 Less 2 spaces
Residents: 7 Residents: 15 Plus 8 spaces
Service Vehicle: 1 Service Vehicle: 1 -
Emergency Vehicle: 1 Emergency Vehicle: 1 -
Apartment ILUs Residents: 65 Residents: 54 Less 11 spaces
Visitors: 17 Visitors: 14 Less 3 spaces
Villa ILUs Residents: 74 Residents: 81 Plus 7 spaces
Visitors: 30 Visitors: 53 Plus 23 spaces
TOTAL 292 spaces 288 spaces Less 4 spaces
In terms of total car parking numbers for the entire development, the minor change results in the loss of 4 car
parks overall within the development. This represents only a 1.4% decrease in the car parking rates and falls
within a minor change as defined by the Act.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 12
Page 13
RAC Parking
We note that the greatest reduction in car parking numbers is associated with the RAC use. The current car
parking rate for a Residential Aged Care Facility under the Noosa Plan is:
1 space per 4 residential aged care beds within the facility and 1 emergency vehicle space
As per this rate, to be compliant with the planning scheme, the RAC facility needs to provide 24 spaces + 1
emergency vehicle space. The minor change proposes 48 spaces + 1 emergency vehicle space.
BlueCare will be the operators of the RAC facility and have determined that 48 spaces + 1 emergency
vehicle space will be sufficient for operation for the following reasons:
All clients will be high care dependency and therefore not capable of driving cars (spaces are not
needed for these residents). The original approval was designed at a time where there were low-
care (some of whom drove) and high care clients;
There will be a maximum of 27 staff at any one time (peak during day / afternoon) Monday to Friday.
On weekends, a maximum of 20 staff will be on site;
Shift handover involves up to 17 staff spread over approximately two hours;
The bus stop on Ben Lexon Drive will facilitate some staff and visitors utilising public transport to
access the site;
Peak visitor periods are expected to be mid-morning (older visitors) and early evening (post work –
young visitors) which is normally outside of staff handover period.
We have also undertaken an analysis into car parking rates for RACs (both nearby developments and other
South East Queensland planning schemes). This analysis confirms the following:
A RAC development at Goodchap St, Noosaville for 90 beds provided a car parking rate of 0.58
spaces / bed (Council Ref: MCU18/0019). The approval was issued on 23 October 2018.
Brisbane City Council RAC car parking rate: 1 space per 6 beds
Sunshine Coast Council RAC car parking rate: 1 space per 4 beds
It is evident that the proposed car parking rate for the RAC is in accordance with the current market and
operation of aged care developments and well exceeds the car parking rate specified for RACs by Noosa,
Sunshine Coast and Brisbane Councils.
3.8 Circulation / Access / Egress / Refuse Collection
The internal road network has changed to reduce the amount of road to improve efficiency, increase
landscaping opportunities and improve the visual appeal of the proposal while also maintaining appropriate
manoeuvrability. Of key difference is the following:
Removal of the north/south road along the eastern boundary of Lot 9
Removal of the east/west road separating the originally approved ‘Type H’ villas on the northern
boundary of Lot 9
Changed access to the villas south of the community facility on Lot 9
Inclusion of laneways in the north east and south east corners of Lot 9 to service four villas. Refuse
vehicles are not intended to access these laneways hence the inclusion of ‘waste collection points’ at
the entrance to these laneways
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 13
Page 14
Access / egress from Grasstree Court remains unchanged to both Lot 6 (three access points
maintained) and Lot 9 (two access points maintained)
The proposal now includes one consolidated basement entry / egress for the apartment buildings in
comparison to the two originally approved
While three access points are maintained from Grasstree Court, the car parking area towards the
frontage of Lot 6 has been modified to ensure better manoeuvrability / operation / access-egress.
The visitor parking associated with the ILUs which was situated throughout the internal road network
is now to be situated in the driveway of each ILU. The driveway has been designed to a sufficient
length to accommodate a car while not impeding pedestrian access through the internal path
network.
3.9 Civil Engineering
Calibre has prepared a Civil Engineering Technical Memorandum – Attachment C to confirm the
servicing requirements for the proposed development and the changes proposed from the original approval
solutions. The memorandum addresses the following engineering items:
External Works
Internal Works
Stormwater Management
Internal Services
The following information highlights the minor changes to civil engineering solutions only, for further
information refer to Attachment C.
External Works – Watermain
A water network analysis has been undertaken as it is proposed to service the development with a water
flow which can achieve 30 litres / second for the purposes of fire fighting. This water flow is consistent with
the flow demands for a site with this proposed use.
The water analysis identifies that with the construction of an additional 150mm water main along Grasstree
Court, the required water flow for fire fighting can be achieved without detrimental impact to the surrounding
water network.
Additional details and the water analysis are held at Attachment C.
Stormwater
Changes have been proposed to the stormwater management solutions for the site in response to upgrades
to standards and advice from Noosa Council. The locations of proposed stormwater devices are generally in
keeping with the approval locations however we have now undertaken further work and established more
detailed solutions. Hence we have included a new stormwater management plan for assessment.
The masterplan has been updated to reflect the proposed changes to shapes and dimensions of the
stormwater basins. The Stormwater Management Plan prepared by Calibre is held within Attachment C.
The report ensures stormwater management within the proposal will be undertaken in accordance with local
and State requirements. The report confirms the following:
Stormwater detention for downstream flood mitigation will be deleted from the design in accordance
with Condition 63.1 of the Decision Notice.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 14
Page 15
The southern (retirement living) bioretention basin size and location has been amended from that of
the existing approval. Additionally, a separate infiltration basin has been added in accordance with
the Girraween Stormwater Management Plan. Attachment C holds an engineering drawing showing
these stormwater changes.
The northern RAC bioretention basin size and location has been amended to use a proprietary
cartridge system from the treatment of water quality. Additionally, a separate infiltration basin has
been added in accordance with the Girraween Stormwater Management Plan.
The stormwater solution presented within Attachment C will be adopted moving forward to detailed design
and operational works applications.
3.10 Bushfire
A Bushfire Technical Note has been prepared by Meridian Urban and is held at Attachment D. The
technical note confirms that the nature of the minor changes proposed continue to comply with or improve
upon the previous bushfire assessments completed by Land Graphics (with the original application in 2008)
and by RPS (with the extension application in 2017).
The minor changes proposed, in relation to bushfire protection include:
Altered building siting for the residential aged care facility on Lot 6 and minor change to the internal
layout; and
Altered product and layout for the retirement facility on Lot 9 including the revised vehicle circulation
network.
None of the proposed minor changes impact upon the identified asset protection zones or separation buffers
previously noted by RPS in 2017, or other bushfire protection measures which have been identified.
The proposed RAC facility is to be shifted forward towards Grasstree Court to increase the extent of
separation to the narrow vegetated tributary to the rear of the site, between the site and Sunshine Beach
State High School to the north. Whilst this corridor is constrained by virtue of its dimensions and disturbance
/ management, relocation to achieve a separation distance of BAL 29 is now provided. This represents a
substantial improvement from the existing approval.
The revised vehicle circulation network across Lot 9 and servicing the approved retirement facility remains
capable of accommodating emergency fire appliances, as required. Further, it does not present any adverse
or unintended impacts on existing adjoining development to the east from what was previously approved.
As per the current set of approval conditions, a bushfire hazard assessment and management plan is being
prepared and will be submitted to Council for assessment as part of the forthcoming Operational Works
application.
3.11 Landscaping
Changes to landscaping are purely a result of the proposed changes within the master plan layout. A
Landscape Concept Plan has been prepared by Urbis which is held at Attachment E which reflects this
minor change. The Concept Plan is shown below in Figure 4.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 15
Page 16
Figure 4: Landscape Concept Plan The same level of landscaping is achieved through the proposal and minor reduction in hardstand area is achieved given the reduced road area. As required by the approval conditions, a detailed landscape package will be provided as part of forthcoming Operational Works applications. 3.12 Ecology / Offsets We note that the existing approval conditions require offsetting for the proposed clearing of the site. The proposed minor change is not to affect this clearing and offsetting and operational works for this component will proceed as per the approval. 132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 16
Page 17
4. SUMMARY OF PROPOSED CHANGES TO THE LIST OF APPROVED PLANS /
DOCUMENTS AND CONDITIONS
The following section outlines the proposed changes to the approved plans / documents and conditions. This
section should be read in conjunction with Attachment B (Revised Proposal Plans).
Proposed changes to approved plans / documents
Table 7 below identifies the proposed changes in red to the plans / documents required to reflect this minor
change request.
Table 7 – Proposed change to approved plans / documents
Plan No. Rev. Plan Name Date
7448-06 Lots 1 & 9 Cancelling Lot 1 on SP177650 15 May 2008
prepared by Conics (Sunshine Coast) Pty Ltd
132938-01D Masterplan prepared by RPS Smith + Tracey 18 October 2017
DA_106 Architects November 2018
DA_107 Staging Plan prepared by Smith + Tracey November 2018
Architects
DA_108 Precincts Plan prepared by Smith + Tracey November 2018
Architects
DA_109 Pedestrian Circulation prepared by Smith + November 2018
Tracey Architects
DA_110 Vehicular Circulation prepared by Smith + Tracey November 2018
Architects
DA_111 Building Setbacks prepared by Smith + Tracey November 2018
Architects
DA_112 Landscaping Calculation prepared by Smith + November 2018
Tracey Architects
DA_113 Site Cover Calculations prepared by Smith + November 2018
Tracey Architects
DA_115 Typical Site Section A prepared by Smith + Tracey November 2018
Architects
DA_116 External Finishes Schedule prepared by Smith + November 2018
Tracey Architects
DA_117 Area Schedules prepared by Smith + Tracey November 2018
Architects
DA11 P1 Residential Aged Care – Ground Floor / Site Plan November 2008 2018
DA_118 prepared by Smith + Tracey Architects
DA12 P1 Residential Aged Care – First Floor Plan prepared November 2008 2018
DA_119 by Smith + Tracey Architects
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 17
Page 18
DA_120 Residential Aged Care – Roof Plan prepared by November 2018
Smith + Tracey Architects
DA13 P1 Residential Aged Care – Basement prepared by November 2008
Smith + Tracey Architects
DA14 Residential Aged Care – N and W Elevations May 2008
DA_121 prepared by Smith + Tracey Architects November 2018
DA15 Residential Aged Care – S and E Elevations May 2008
DA_122 prepared by Smith + Tracey Architects November 2018
DA_123 Residential Aged Care – Typical Sections November 2018
prepared by Smith + Tracey Architects
DA16 P1 Residential Aged Care – Village Site Plan November 2008
DA_124 prepared by Smith + Tracey Architects November 2018
DA_125 Central Facilities & ILAs – Basement Car Park November 2018
prepared by Smith + Tracey Architects
DA17 P1 Central Facilities & Serviced Apartments ILAs – November 2008
DA_126 Ground Floor Plan prepared by Smith + Tracey November 2018
Architects
DA18 P1 Apartment Type sa-1b & 2b prepared by Smith + November 2008
Tracey Architects
DA19 Central Facilities & Serviced Apartments ILAs – May 2008
DA_127 Level 1 First Floor Plan prepared by Smith + November 2018
Tracey Architects
DA20 Central Facilities & Serviced Apartments – May 2008
Elevations and Section prepared by Smith +
Tracey Architects
DA21 Central Facilities & Serviced Apartments – S and May 2008
W Elevations prepared by Smith + Tracey
Architects
DA22 P1 Apartment Buildings – Basement prepared by November 2008
Smith + Tracey Architects
DA23 P1 Apartment Buildings – Level 1 prepared by Smith November 2008
+ Tracey Architects
DA24 P1 Apartment Buildings – Level 2 prepared by Smith November 2008
+ Tracey Architects
DA25 Independent Living Apartment Type a1-2b & a3- November 2008
DA_128 2b+s (& handed) prepared by Smith + Tracey November 2018
Architects
DA_131 Central Facilities & ILAs – E Elevation and Typical November 2018
Section prepared by Smith + Tracey Architects
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 18
Page 19
DA_132 Central Facilities & ILAs – N Elevation & Typical November 2018
Section prepared by Smith + Tracey Architects
DA_133 Apartment Buildings – Basement Plan prepared November 2018
by Smith + Tracey Architects
DA_134 Apartment Buildings – Ground Floor Plan November 2018
prepared by Smith + Tracey Architects
DA_135 Apartment Buildings – First Floor Plan prepared November 2018
by Smith + Tracey Architects
DA26 Apartment Type a2-2b & a4-2b type a3-3b November 2008
DA_136 prepared by Smith + Tracey Architects November 2018
DA_137 Apartment Buildings – E & W Elevations prepared November 2018
by Smith + Tracey Architects
DA_138 Apartment Buildings – Typical N Elevation & November 2018
Section prepared by Smith + Tracey Architects
DA_139 Apartment Building 4 / Roof Plan prepared by November 2018
Smith + Tracey Architects
DA_140 Apartment Building 4 / Sections prepared by November 2018
Smith + Tracey Architects
DA_141 Apartment Building 3 / Roof Plan prepared by November 2018
Smith + Tracey Architects
DA_142 Apartment Building 3 / Sections prepared by November 2018
Smith + Tracey Architects
DA_143 Apartment Building 2 / Roof Plan prepared by November 2018
Smith + Tracey Architects
DA_144 Apartment Building 2 / Sections prepared by November 2018
Smith + Tracey Architects
DA_145 Apartment Building 1 / Roof Plan prepared by November 2018
Smith + Tracey Architects
DA_146 Apartment Building 1 / Sections prepared by November 2018
Smith + Tracey Architects
DA_147 Apartment Buildings – Photo Montage from November 2018
National Park prepared by Smith + Tracey
Architects
DA27 Apartment Buildings - Elevations prepared by May 2008
Smith + Tracey Architects
DA28 Apartment Buildings – Elevation and Section May 2008
prepared by Smith + Tracey Architects
DA31 ILU Type b-2b1g prepared by Smith + Tracey May 2008
Architects
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 19
Page 20
DA32 ILU Type b-2b+s/2g prepared by Smith + Tracey May 2008
Architects
DA33 ILU Type c-2b1g C (2B-1G) prepared by Smith + May 2008
DA_148 Tracey Architects November 2018
DA_149 ILU Type C (3B-2G) prepared by Smith + Tracey November 2018
Architects
DA_150 ILU Type D (3B-2G) prepared by Smith + Tracey November 2018
Architects
DA34 ILU Type c-2b+s/2g prepared by Smith + Tracey May 2008
Architects
DA35 ILU Type d-2b+s/2g prepared by Smith + Tracey May 2008
Architects
DA36 ILU Type h-2b1g H1 (2B-1G) + K1 (3B-2G) May 2008
DA_151 prepared by Smith + Tracey Architects November 2018
DA_152 ILU Type H2 (2B-1G) + H2 (3B-2G) prepared by November 2018
Smith + Tracey Architects
DA_153 Independent Living Units – Roof Plans prepared November 2018
by Smith + Tracey Architects
DA37 Independent Living Units – Elevations Sheet 1 May 2008
DA_154 prepared by Smith + Tracey Architects November 2018
DA38 Independent Living Units – Elevations Sheet 2 May 2008
DA_155 prepared by Smith + Tracey Architects November 2018
DA_156 Independent Living Units – Typical Sections November 2018
prepared by Smith + Tracey Architects
0673 DA ADD P47 Masterplan / Carparking Layout prepared by May 2008
DA_114 Smith + Tracey Architects November 2018
Proposed changes to approval conditions
Table 8 below identifies the proposed changes in red to the approval conditions required to reflect this minor
change request.
Table 8 – Proposed changes to approval conditions
5. The approved development comprises the following:
Multiple housing – Type 3 Retirement & Special Needs (109 x 2 bdrm units) (122
independent living units and apartments)
Commercial Business – Type 2 Medical (as indicated on approved plans)
Wellbeing – Type 1 Health (118 beds) (96 beds)
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 20
Page 21
7. The development may be staged in accordance with the plan titled ‘Masterplan’ prepared by RPS
dated 18 October 2017, Plan Ref: 132938-01D Smith + Tracey dated November 2018, Plan Ref:
DA_106
14. The Vegetation Management operational works application must detail the location and extent of
vegetation disturbance on Lot 1 SP177650 Lot 9 on SP252905 and Lot 6 on RP901384 must be
accurately marked on-site, including any setback requirements for bushfire mitigation purposes, for
Council officers to inspect prior to commencement of any vegetation clearing.
18. Any lighting to the development is not to impact on the ecological values of the adjacent National
Park and the southern portion of Lot 1 SP177650 Lot 9 on SP252905, i.e. lighting must not be
directed toward, and light spill must be minimised to, the adjacent National Park or remnant
vegetation to the south. Details of the design response to this requirement must be submitted with
the application for operational works.
30.1 Remove the existing roadway and footpath connection between Ben Lexcen Drive and the adjacent
service road through the north-east corner of Lot 1 on SP177650 Lot 9 on SP252905 and across
the Ben Lexcen Drive verge. Kerb must be re-instated on the western side of Ben Lexcen Drive
where the roadway connection currently joins and a concrete footpath, at least 2 metres wide, must
be constructed along the western verge of Ben Lexcen Drive from this point up to the intersection
with the Grasstree Court extension.
33. Pedestrian crossings shall be provided in Grasstree Court generally as shown on ‘Masterplan’
prepared by RPS dated 18 October 2017, Plan Ref: 132938-01D Smith + Tracey dated November
2018, Plan Ref: DA_106. The crossing shall include linemarking and suitable signage in
accordance with the MUTCD.
35. Vehicular access driveways to service the development shall be constructed from the Grasstree
Court frontages of the site. The driveways shall be generally in accordance with Council’s standard
drawing SEQ R-051 and Masterplan prepared by RPS dated 18 October 2017, Plan Ref: 132938-
01D Smith + Tracey dated November 2018, Plan Ref: DA_106.
39. The vehicle access driveway to proposed carparking level in Apartment Building 3 the apartment
buildings must be constructed prior to the commencement of the use in Apartment Building 3. Of
the apartment buildings.
40.1 Generally in accordance with drawing number ‘Masterplan’ prepared by RPS dated 18 October
2017, Plan Ref: 132938-01D Smith + Tracey dated November 2018, Plan Ref: DA_106
41. Carparking shall be provided within the sites generally as shown on drawings number
0673_DA_ADD_P47 DA_114 ‘MASTERPLAN/Carpark Layout” prepared by Smith + Tracey
Architects dated October 2008 November 2018, 0673_DA13/P1 “Residential Aged Care –
Basement” prepared by Smith + Tracey Architects dated May 2008 November 2018,
0673_DA22/P1 DA_133 “Apartment Buildings – Basement” prepared by Smith + Tracey Architects
dated May 2008 November 2018 and within “Independent Living Units” as shown on the approved
floor plans, except as modified herein.
44. One of the carspaces at the western end of the ground floor parking area of the “Residential Aged
Care’ shown on drawing number 0673_DA13/P1 shall be dedicated as a turning / manoeuvring
area.
45. One of the carspaces at the eastern end of the ground floor parking area of the “Residential Aged
Care’ shown on drawing number 0673_DA13/P1 shall be dedicated as a turning / manoeuvring
area.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 21
Page 22
72. The fire-fighting demand on Unitywater’s water supply system from the development must not
exceed 15 30 litres per second.
80. Prior to the issue of any Development Permit for Operational Works amended plans for the
development must be submitted to and approved by Council, the amended plans must be
consistent with the ‘Masterplan’ prepared by RPS dated 18 October 2017, Plan Ref: 132938-01D.
6. MINOR CHANGE STATUS
The proposed change to the development approval is consistent with the definition of a ‘minor change’ under
the Act as demonstrated in Table 9 below:
Table 9 – Minor Change Test under the Act
Minor change means a change that – for a development approval –
(i) Would not result in substantially different Refer to Table 5 below which demonstrates the
development changes does not result in ‘substantially different
development’.
If a development application for the development, including the change, were made when the change
application is made would not cause –
(a) The inclusion of prohibited development in the The proposed changes do not include prohibited
application; or development in the application.
(b) Referral to a referral agency, other than to the Not applicable. There were referral agencies for the
chief executive, if there were no referral original development application.
agencies for the development application; or
(c) Referral to extra referral agencies, other than The original application was referrable to the
to the chief executive; or Department of Environmental and Resource
Management (DERM) for the following matters:
Vegetation clearing
Koala conservation
Wetlands
Conservation estate
If the application were remade at the time of this
change application being lodged, a referral to the
Department of Transport and Main Roads (DTMR)
would be required as an extra referral agency for the
following trigger:
Infrastructure related referral (State transport
infrastructure) for exceeding the thresholds
specified in Schedule 20 of the Planning
Regulation 2017 (the Regulation).
However DTMR is part of the chief executive and
therefore the changes remain definable as a ‘minor
change’.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 22
Page 23
(d) A referral agency to assess the application As specified above, DERM and DTMR are the
against, or have regard to, matters prescribed applicable referral agencies if the application was
by regulation under section 55(2), other than remade at the time of this application being lodged.
matters the referral agency must have The matters which DERM had regard to in assessing
assessed the application against, or have had the original application are outlined in (c) above.
regard to, when the application was made; or DERM is not required to assess the application
against, or have regard to, any additional matters
prescribed under the regulation.
(e) Public notification if public notification was not The original development application required public
required for the development application. notification.
(i) The change would not result in substantially different development considering the individual
circumstances of the development in the context of the changes proposed, and having regard to
the matters indicated at Section 4 of Schedule 1 to the Development Assessment Rules
Schedule 1 - Development Assessment Rules Response
A change may be considered to result in a substantially different development if the proposed change:
(a) involves a new use The minor change does not introduce new uses and
maintains the approved uses of:
Retirement village and community centre
facility (Multiple Housing – Type 3 Retirement
and Special Needs)
Residential care facility (Wellbeing – Type 1
Health)
Medical services provided within the
residential care facility (Commercial Business
– Type 2 Medical)
(b) results in the application applying to a new The minor change does not result in the application
parcel of land applying to a new parcel of land.
We note that the real property descriptions are
different to the original application but this is a result
of the approved subdivision being enacted.
(c) dramatically changes the built form in terms While tweaks are proposed to many aspects of the
of scale, bulk and appearance approval to bring the product to current market
standards, the changes do not dramatically change
the built form in terms of scale, bulk and
appearance. This has been clearly demonstrated in
Section 2 above.
(d) changes the ability of the proposed The proposal will operate as intended and provide a
development to operate as intended modern facility to accommodate the northern
Sunshine Coast’s ageing population as envisaged
for the site by the Noosa Plan.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 23
Page 24
(e) removes a component that is integral to the The minor changes sought do not remove a
operation of the development component that is integral to the operation of the
development. The transition of the ‘serviced
apartments’ to ‘independent living units’ does not
remove this offering from the proposal. As detailed
in Section 2 above – the proposal will still be able to
‘service’ the proposed apartments and villas within
the retirement village.
(f) significantly impacts on traffic flow and the The proposal results in a loss of four car parks in
transport network, such as increasing traffic total across the development.
to the site The proposed car parking arrangements have been
formulated to ensure they remain compliant with the
current Noosa Plan and as demonstrated within
Section 3.2 above, no changes to the density result
from the proposal.
Therefore, we do not believe the proposed changes
significantly impact on traffic flow and the transport
network.
(g) introduces new impacts or increase the The proposal appropriately manages all known
severity of known impacts impacts and does not introduce new impacts.
(h) removes an incentive or offset component The original approval involved a vegetation offset
that would have balanced a negative impact which is being maintained and carried out as per the
of the development current approval conditions.
(i) impacts on infrastructure provisions The proposal does not impact on infrastructure
provisions as there are no changes to density on the
site. Therefore there will be no change to the impact
of infrastructure in the area.
The above minor change request is accompanied by the following supporting information:
Attachment A Existing Approval
Attachment B Proposal Plans
Attachment C Engineering Technical Note
Attachment D Bushfire Technical Note
Attachment E Landscape Concept Plans
Attachment F Planning Act Form 5 – Change Application
Attachment G Owner’s Consent
The application fee of $4,455.00 will be paid upon receipt of Council’s invoice.
132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 24
Page 25
If you require any further information, please do not hesitate to contact Penny Cooper on 07 3539 9714 or the undersigned on 07 3539 9557. Yours sincerely, RPS CHIARA TOWLER Senior Planner 132938-1 | Grasstree Court, Sunrise Beach: Minor Change | 3 December 2018 Page 25
Used in these records
132938-1 Application for a minor change to a development approval (s78-PA) 2018-11-27.pdfRelated documentApplication case desk ↗
About this file
- File size
- 6.2 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.